Condo Media - August 2019 - 47
Any lease must contain information that the association is an over-55 community.
Any of the following documents
are considered reliable documentation
of the age of the occupants: driver's
license, birth certificate, passport,
immigration card, military identification, any other state, local, national
or international official documents
containing a birthdate of comparable
reliability, or a certification (whether
or not made under the pains and
penalties of perjury) in a lease, application, affidavit, or other document
signed by any member of the household 18 or older asserting that at
least one person in the unit is 55 years
of age or older. (HOPA recognizes
there might need to be certain exceptions to the age rule. These exemptions include caregivers, temporary
occupants/visitors and certain family
exceptions such as a disabled child
under the age of 18.)
While it may very well be uncomfortable and even embarrassing to police
to enforce age restrictions, nevertheless this is a critical component which
should not be neglected or ignored in
order to maintain the exemption.
GOOD FAITH DEFENSES
HOPA also added a new section to
the Fair Housing Act to provide a defense to those who inadvertently relied
on the HOPA exemption, when in fact
the criteria had not been met. Under
those circumstances where an individual or an association inadvertently
violated any of the HOPA requirements, there is immunity from damages afforded to persons who in "good
faith" believe and relied on a written
statement that a property qualifies
for the 55 or older exemption, provided
there was no actual knowledge that
that the property is ineligible for
the exemption.
It is anticipated by the U.S. Census
Bureau that in 2030, all Baby Boomers
(those born between 1946 and 1964)
will be over 65. To put it a different way,
one out of every five residents will be of
retirement age. These "older people"
will outnumber "children."
Given the change in the housing
needs for this expanding age group, all
involved in community associations-
from developers through prospective
purchasers-could be well served to
familiarize themselves with the ins
and outs of HOPA.
n ELLEN A. SHAPIRO, ESQ., EBP,
IS A PARTNER IN THE LAW FIRM
GOODMAN, SHAPIRO & LOMBARDI,
LLC, AND A CONDO MEDIA
BOARD MEMBER.
August 2019 CONDOMEDIA
47
Condo Media - August 2019
Table of Contents for the Digital Edition of Condo Media - August 2019
Contents
Condo Media - August 2019 - Cover1
Condo Media - August 2019 - Cover2
Condo Media - August 2019 - Contents
Condo Media - August 2019 - 2
Condo Media - August 2019 - 3
Condo Media - August 2019 - 4
Condo Media - August 2019 - 5
Condo Media - August 2019 - 6
Condo Media - August 2019 - 7
Condo Media - August 2019 - 8
Condo Media - August 2019 - 9
Condo Media - August 2019 - 10
Condo Media - August 2019 - 11
Condo Media - August 2019 - 12
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Condo Media - August 2019 - 19
Condo Media - August 2019 - 20
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Condo Media - August 2019 - Cover3
Condo Media - August 2019 - Cover4
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